243 Main St · New York Mills, NY 13417

$549,900

6 bd · 3.0 ba · 3,313 sqft · MultiFamily public records · 32 Days on market

Built 1904 2.91 ac lot

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Set on over 2 acres our 110 year old Duplex Style two unit features charm, privacy and spacious living, 4 bedroom apartment in one unit and 3 in the other. Must be seen!!!

Key facts

• Dual dishwashers
• Private driveway
• Renovated kitchen

Tags

• PRIVATE DRIVEWAY
• RENOVATED KITCHEN
• STONE ISLAND
• DUAL DISHWASHERS
• DOUBLE OVENS
• 6-BURNER COOKTOP

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener; Circular driveway
• Security: Owned security system
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story listed (property notes include multiple levels for rooms); Existing construction; Facing direction not specified; Entry level details not specified; Property resale condition
• Construction: Frame construction with vinyl siding; Blown-in insulation; Stone foundation; Asphalt roof
• Exterior features: Deck; Covered porch; Patio; Blacktop driveway; Circular driveway; Secluded, irregular lot

Interior

• Kitchen: Second kitchen (in-law or guest suite); Solid surface counters; Electric cooktop; Range hood; Dishwasher; Refrigerator
• Bedrooms: Primary and additional bedrooms located on the second level (five bedrooms total noted); Guest quarters / in-law suite
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: Three full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Bathroom rough-in; Separate/formal dining room; Guest accommodations / in-law floorplan with second kitchen; Home office; Solid surface counters; Walk-in pantry; See remarks
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $451k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (31.1% below list).
• Recommended offer: $379k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#175 in NY, #2,712 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, commute F.
• New York Mills Union Free School District (suburban): math 60% / reading 65% proficiency, ranked #224 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New York Mills School (math 52% / reading 47%, 546 students, 50% FRL) — zoned schools average 50% FRL vs 30% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 62% district-wide (-13 pts) — the specific schools serving this property underperform the New York Mills Union Free School District average; the district grade overstates school quality for this exact location.
• Market conditions: 10 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $550k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $378,800 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $182,215
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Dudley Ave	0.71mi	6/2.0	3,074 (-7%)	16mo	$168,000	$55	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.71×
• Total profit: $263,633
• Equity at exit: $495,393

10-year hold

• IRR: 19.2%
• Equity multiple: 6.22×
• Total profit: $804,292
• Equity at exit: $1,068,335

Cash invested: $153,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 13417

• Home prices YoY: 11.9%
• Active inventory: 10
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $3,788 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$441 /mo · $5,294/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-562

Break-even live

Break-even rent $4,499

Max offer price $450,707

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-406	+0% $-562	+5% $-717	+10% $-873
Rent	-10% $-861	-5% $-711	+0% $-562	+5% $-412	+10% $-262
Rate	-1.0pp $-285	-0.5pp $-422	base $-562	+0.5pp $-704	+1.0pp $-849

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	1	$2,000
1× unit	3	2	$1,788
Total (2 units)			$3,788

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $549,900 Active 32 DOM
2. 2026-06-19
   days on market $549,900 Active 30 DOM
3. 2026-06-18
   days on market $549,900 Active 29 DOM
4. 2026-06-17
   days on market $549,900 Active 28 DOM
5. 2026-06-16
   days on market $549,900 Active 27 DOM
6. 2026-06-15
   days on market $549,900 Active 26 DOM
7. 2026-06-14
   days on market $549,900 Active 24 DOM
8. 2026-06-13
   days on market $549,900 Active 23 DOM
9. 2026-06-10
   days on market $549,900 Active 21 DOM
10. 2026-06-09
    days on market $549,900 Active 20 DOM
11. 2026-06-08
    days on market $549,900 Active 19 DOM
12. 2026-06-07
    days on market $549,900 Active 18 DOM
13. 2026-06-02
    days on market $549,900 Active 13 DOM
14. 2026-06-01
    days on market $549,900 Active 12 DOM
15. 2026-05-31
    days on market $549,900 Active 11 DOM
16. 2026-05-30
    days on market $549,900 Active 10 DOM
17. 2026-05-20
    listed $549,900 Active
18. 2026-05-14
    historical
19. 2025-08-20
    listed $634,999 Active
20. 2015-03-06
    soldstatus $150,000 171-char remark

    Show marketing remark (171 chars)

    Set on over 2 acres our 110 year old Duplex Style two unit features charm, privacy and spacious living, 4 bedroom apartment in one unit and 3 in the other. Must be seen!!!

21. 2015-02-26
    soldstatus $150,000
22. 2015-01-15
    listed $184,900 171-char remark

    Show marketing remark (171 chars)

    Set on over 2 acres our 110 year old Duplex Style two unit features charm, privacy and spacious living, 4 bedroom apartment in one unit and 3 in the other. Must be seen!!!

23. 2014-12-24
    historical
24. 2014-12-24
    historical
25. 2014-07-15
    listed $199,500
26. 2014-05-27
    listed $199,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $5,294 · $441/mo
• Projected year-2 tax: $7,294 · $608/mo
• Expected delta: +$2,000/yr (+$167/mo · 37.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $45,456
• − Mortgage interest: −$30,803
• − Property taxes: −$5,294
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,636
• − Management: −$3,636
• − Depreciation: −$15,997
• Taxable loss: −$16,661
• Est. tax savings @ 24.0%: +$3,999
• After-tax cash flow: $-2,740/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: New York Mills Union Free School District
• NCES district ID: 3620610
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 13.00%
• Median HH income: $40,329
• Composite: 52.21/100
• National rank: #1605
• State rank: #224 of 590 in NY

Livability — New York Mills

• Score: 78/100
• State rank: #175
• US rank: #2712

Category grades

Amenities F Commute F Cost of living A Crime B Employment C Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York Mills, NY
• City population: 3,012
• Population (ZIP): 3,012

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Asian 1%
• Common ancestry: Romanian 21% Lithuanian 4% Serbian 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · Russian/Polish/Slavic 4% Vietnamese 1% Other Indo-European 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.74%
• Current HPI: 298.823
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+175.6% since first listed

10 events — show timeline

• 2026-05-20 Listed $549,900 CNYIS
• 2026-05-14 Listing Removed — CNYIS
• 2025-08-20 Listed $634,999 CNYIS
• 2015-03-06 Sold (MLS) $150,000 CNYIS
• 2015-02-26 Sold (Public Records) $150,000 Public Records
• 2015-01-15 Listed $184,900 CNYIS
• 2014-12-24 Listing Removed — CNYIS
• 2014-12-24 Listing Removed — CNYIS
• 2014-07-15 Listed $199,500 CNYIS
• 2014-05-27 Listed $199,500 CNYIS

Property tax history

-0.4%/yr

Latest (2025): $5,294 · -13.5% YoY. Source: county tax records.